831 Cumberland Dr · Clarksville, TN 37040

$130,000

3 bd · 1.0 ba · 1,019 sqft · SingleFamily public records · 192 Days on market

Built 1930 10,018 sqft lot Est $204k · 36% under ↓ 13% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This traditional fixer upper is located near a future city greenway and less that a mile to APSU!! This is an EXCELLENT investment property or a property that can be developed into multiple units?!! You have all that right here. A definite fixer upper and a plot of land that is already zoned R-3.

Key facts

• Investment property
• Zoned r-3
• Fixer upper

Tags

• INVESTMENT PROPERTY
• FIXER UPPER
• ZONED R-3

Property features AI

Finance

• Other: Living area reported as 1,019 square feet
• Financial info: No investor or income/expense details listed
• HOA & community: No HOA information listed

Exterior

• Parking: No covered parking listed; No off-street parking total listed
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Existing structure (no year built provided)
• Exterior features: Lot approximately 0.23 acre; Pets allowed

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: No basement; Electric range and electric oven
• Laundry & utility: No separate laundry appliance listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.5% in Clarksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#1 in TN, #798 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime D+.
• Montgomery County (urban): math 25% / reading 31% proficiency, ranked #65 of 139 in TN (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Norman Smith Elementary (math 14% / reading 23%, grade F, #691 of 952 statewide, top 73%, 566 students, 0% FRL); Montgomery Central High (math 6% / reading 40%, grade F, #149 of 332 statewide, top 46%, 1,056 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 604 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montgomery County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $203,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
683 Shelton Ct	0.21mi	3/1.0	1,000 (-2%)	3mo	$75,000	$75	85
803 Cumberland Dr	0.11mi	2/1.0 (-1)	1,026 (+1%)	6mo	$225,000	$219	83
205 High St	0.30mi	3/1.0	1,025 (+1%)	6mo	$220,000	$215	80
300 High St	0.21mi	3/1.0	1,100 (+8%)	2mo	$230,000	$209	75
934 Charlotte St	0.29mi	2/1.0 (-1)	1,042 (+2%)	5mo	$195,000	$187	74
775 Greenwood Ave	0.35mi	2/2.0 (-1)	1,034 (+2%)	0mo	$227,000	$220	72
620 Elder St	0.19mi	2/1.0 (-1)	927 (-9%)	2mo	$112,000	$121	70
665 Shelton Ct	0.24mi	3/1.0	1,125 (+10%)	4mo	$197,000	$175	68
803 Old Woodmont Blvd	0.40mi	3/1.0	1,125 (+10%)	2mo	$224,900	$200	62
1014 Buck Dr	0.73mi	3/1.0	1,050 (+3%)	5mo	$222,500	$212	57
138 Cross Ln	0.74mi	2/1.0 (-1)	1,000 (-2%)	6mo	$194,000	$194	53
1227 Greenfield Dr	0.73mi	2/2.5 (-1)	1,164 (+14%)	2mo	$230,000	$198	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.32% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-10,208
• Equity at exit: $19,383

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-986
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 37040

• Home prices YoY: -22.0%
• Rents YoY: 1.3%
• Active inventory: 604
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$682
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $206

Break-even live

Break-even rent $1,107

Max offer price $130,000

Occupancy floor 80%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
839 Cumberland Dr Clarksville, TN	3.0	2.5	1269	$1,550	$1.22	13d	1	0.08mi
839 Cumberland Dr Clarksville, TN	3.0	2.5	1269	$1,550	$1.22	20d	1	0.08mi
919 Martin St Unit B6 Clarksville, TN	2.0	2.5	1100	$1,295	$1.18	20d	1	0.21mi
947 Charlotte St Clarksville, TN	2.0	1.0	800	$850	$1.06	20d	1	0.23mi
625 Greenwood Ave Clarksville, TN	2.0	1.0	800	$1,000	$1.25	20d	1	0.35mi
151 Blackman St Clarksville, TN	3.0	2.5	1288	$1,500	$1.16	20d	1	0.42mi
74 Current St Unit A Clarksville, TN	2.0	1.0	900	$850	$0.94	20d	1	0.44mi
72 Current St Unit 74A Clarksville, TN	2.0	1.0	800	$850	$1.06	20d	1	0.45mi
701 Gracey Ave Clarksville, TN	2.0	2.0	999	$990	$0.99	20d	1	0.46mi
857 Greenwood Ave Unit A Clarksville, TN	2.0	1.0	861	$995	$1.16	20d	1	0.47mi
518 Madison St Clarksville, TN	1.0–2.0	1.0–2.0	719	$1,995	$2.77	13d	9	0.48mi
330 S 7th St Unit B Clarksville, TN	3.0	2.0	1152	$1,475	$1.28	20d	1	0.49mi
335 Greenwood Ave Clarksville, TN	2.0	2.5	1117	$1,245	$1.11	20d	1	0.49mi
320 S 7th St Unit 330A Clarksville, TN	3.0	2.0	1152	$1,475	$1.28	20d	1	0.50mi
945 Cumberland Dr Clarksville, TN	3.0	2.5	1350	$1,500	$1.11	20d	1	0.57mi
610 Commerce St Unit 19 Clarksville, TN	2.0	1.5	1050	$1,100	$1.05	20d	1	0.60mi
865 Central Ave Unit 1367377P Clarksville, TN	3.0	2.5	1377	$2,445	$1.78	20d	1	0.60mi
101 University Ave Clarksville, TN	1.0–4.0	1.0–4.0	850	$952	$1.12	13d	10	0.63mi
939 S Riverside Dr Clarksville, TN	2.0	1.0	649	$1,170	$1.80	13d	8	0.71mi
330 Main St Clarksville, TN	3.0	2.0	976	$1,895	$1.94	20d	1	0.73mi
510 Main St Clarksville, TN	2.0	2.5	1341	$1,350	$1.01	20d	1	0.74mi
526 Main St Unit 9 Clarksville, TN	2.0	1.0	750	$795	$1.06	20d	1	0.74mi
526 Main St Unit 9 Clarksville, TN	2.0	1.0	900	$795	$0.88	13d	1	0.74mi
947 Wall St Clarksville, TN	2.0	2.5	1032	$1,299	$1.26	13d	1	0.74mi
528 Main St #8 Clarksville, TN	2.0	1.0	750	$795	$1.06	20d	1	0.75mi
608 Main St Clarksville, TN	1.0–3.0	1.0–3.0	1051	$1,295	$1.23	13d	7	0.75mi
1221 Madison St Unit 2 Clarksville, TN	2.0	1.0	750	$795	$1.06	13d	1	0.75mi
1221 Madison St Unit 6 Clarksville, TN	2.0	1.0	750	$795	$1.06	20d	1	0.77mi
545 12th St Clarksville, TN	2.0	1.0	900	$962	$1.07	20d	4	0.79mi
1251 Daniel St Clarksville, TN	2.0	1.0	912	$1,125	$1.23	20d	1	0.80mi
254 Woodland Valley Ln Clarksville, TN	2.0	2.5	1216	$1,400	$1.15	20d	1	0.87mi
219 Woodland Valley Ln Clarksville, TN	2.0	2.5	1228	$1,250	$1.02	20d	1	0.90mi
1010 Ridgecrest Dr Clarksville, TN	2.0	1.0	775	$1,150	$1.48	13d	1	0.90mi
218 Woodland Valley Ln Clarksville, TN	2.0	2.5	1228	$1,250	$1.02	20d	1	0.92mi
767 Monroe St Unit A Clarksville, TN	3.0	1.5	1066	$1,275	$1.20	20d	1	0.94mi
127 Davis Ridge Ln Clarksville, TN	2.0	2.5	1216	$1,295	$1.06	20d	1	0.96mi
222 N 11th St Clarksville, TN	3.0	1.0	1000	$1,050	$1.05	20d	1	1.00mi
451 N 1st St Clarksville, TN	2.0	2.5	1250	$1,695	$1.36	13d	1	1.06mi
1206 Dodd St Clarksville, TN	3.0	2.0	1032	$1,299	$1.26	20d	1	1.08mi
211 Saint John St Clarksville, TN	3.0	1.0	1290	$1,575	$1.22	13d	1	1.09mi

Listing history 20 events

1. 2026-06-18
   days on market $130,000 Active 192 DOM
2. 2026-06-17
   days on market $130,000 Active 191 DOM
3. 2026-06-16
   days on market $130,000 Active 190 DOM
4. 2026-06-15
   remarks 299-char remark
5. 2026-06-15
   days on market $130,000 Active 189 DOM
6. 2026-06-14
   days on market $130,000 Active 187 DOM
7. 2026-06-13
   days on market $130,000 Active 186 DOM
8. 2026-06-10
   days on market $130,000 Active 184 DOM
9. 2026-06-09
   days on market $130,000 Active 183 DOM
10. 2026-06-08
    days on market $130,000 Active 182 DOM
11. 2026-06-07
    days on market $130,000 Active 181 DOM
12. 2026-06-05
    days on market $130,000 Active 178 DOM
13. 2026-06-03
    days on market $130,000 Active 177 DOM
14. 2026-06-02
    days on market $130,000 Active 176 DOM
15. 2026-05-31
    days on market $130,000 Active 174 DOM
16. 2026-05-30
    days on market $130,000 Active 173 DOM
17. 2026-05-10
    status Active
18. 2026-04-16
    historical Active Under Contract
19. 2026-03-25
    price $130,000
20. 2025-12-08
    listed $150,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $867 · $72/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$56/yr (+$5/mo · 6.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,416
• − Mortgage interest: −$7,282
• − Property taxes: −$867
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,782
• Taxable income: $411
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,374/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Montgomery County
• NCES district ID: 4703030
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $50,423
• Composite: 24.56/100
• National rank: #7641
• State rank: #65 of 139 in TN

Livability — Clarksville

• Score: 84/100
• State rank: #1
• US rank: #798

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, TN
• County: Montgomery County · 211,371 people
• City population: 211,371
• Metro: Clarksville, TN-KY
• Population (ZIP): 64,977
• Household income: $67,745
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2670.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 236,633 people
• By 2030: 258,978 · +9.4%
• By 2040: 305,456 · +29.1%
• By 2050: 353,147 · +49.2%
• By 2075: 471,289 · +99.2%
• By 2100: 564,122 · +138.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: R (+18.4) · D 40.0% · R 58.5% · Other 1.5%
• 2008→2024 swing: -10.5pp toward R · 2008: -7.9pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+12.7 2016: R+18.6 2012: R+10.5 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.79%
• Current HPI: 269.0601
• Rent YoY: ▲ 1.32%
• Metro: Clarksville, TN-KY
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

-13.3% since first listed

4 events — show timeline

• 2026-05-10 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-16 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-25 Price Changed $130,000 REALTRACS as Distributed by MLS Grid
• 2025-12-08 Listed $150,000 REALTRACS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $867 · +1.3% YoY. Source: county tax records.